{"asOf":"2026-07-26T03:19:22.140Z","block":"2400-2499 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-frankford-ave","address":"2431-35 FRANKFORD AVE","parcelNumber":"881069325","source":"https://property.phila.gov/?p=881069325","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"FRANKFORD AVENUE HOLDINGS","coOwner":null,"marketValue":3008600,"landAssessment":300800,"improvementAssessment":2707800,"livableArea":15024,"yearBuilt":2019,"lastSale":{"price":455000,"date":"2016-04-15T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.982286298378575,"lng":-75.1264311487234,"geom":{"type":"Polygon","coordinates":[[[-75.12630886,39.982191855],[-75.126441684,39.982121546],[-75.126626007,39.982334078],[-75.12650978,39.982452128],[-75.126234197,39.98229006],[-75.126250667,39.982278686],[-75.126220125,39.982238831],[-75.12630886,39.982191855]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":4,"lotArea":2243,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"109 S 13TH ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":33700,"taxable":0,"land":33700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":33700,"exemptImprovement":0},{"y":2017,"v":33700,"taxable":0,"land":33700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":33700,"exemptImprovement":0},{"y":2018,"v":173300,"taxable":0,"land":173300,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":173300,"exemptImprovement":0},{"y":2019,"v":1812800,"taxable":181280,"land":181280,"improvement":1631520,"taxableLand":181280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1631520},{"y":2020,"v":1830900,"taxable":183090,"land":183090,"improvement":1647810,"taxableLand":183090,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1647810},{"y":2021,"v":1830900,"taxable":183090,"land":183090,"improvement":1647810,"taxableLand":183090,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1647810},{"y":2022,"v":1830900,"taxable":183090,"land":183090,"improvement":1647810,"taxableLand":183090,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1647810},{"y":2023,"v":3002700,"taxable":300270,"land":300270,"improvement":2702430,"taxableLand":300270,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2702430},{"y":2024,"v":3002700,"taxable":300270,"land":300270,"improvement":2702430,"taxableLand":300270,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2702430},{"y":2025,"v":3002700,"taxable":300270,"land":300270,"improvement":2702430,"taxableLand":300270,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2702430},{"y":2026,"v":3002700,"taxable":300270,"land":300270,"improvement":2702430,"taxableLand":300270,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2702430},{"y":2027,"v":3008600,"taxable":300800,"land":300800,"improvement":2707800,"taxableLand":300800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2707800}],"taxNow":4203,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"670634","date":"2016-03-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-03-03","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A PILOT HOUSE FOR ROOF ACCESS (NOT FOR RESIDENTIAL USE), SIZE AND LOCATION AS SHOWN ON PLANS. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (SIXTEEN (16) DWELLING UNITS) WITH FOUR (4) ACCESSORY SURFACE PARKING SPACES."},{"number":"704418","date":"2016-07-28","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-07-13","scope":"FOR THE ERECTION OF A FOUR STORY STRUCTURE WITH A ROOF DECK ACCESSED BY TWO ROOF DECK ACCESS STRUCTURES WITH AN ELEVATOR PROVIDED THROUGHOUT. STRUCTURE CONTAINS SIXTEEN (16) TYPE B DWELLING UNITS THROUGHOUT WITH FOUR ACCESSORY PARKING SPACES ON THE GROUND FLOOR LEVEL. BUILDING TO BE FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"715803","date":"2016-10-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-31","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING FOR A 4-STORY BUILDING WITH (16) DWELLING UNITS.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. SEPARATE PERMITS ARE REQUIRED FOR THE (2) 6\" SEWER LATERALS & THE 1-1/2\" DOMESTIC WATER DISTRIBUTION SERVICE TO THE STREET MAINS, AS WELL AS THE 1-1/2\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY."},{"number":"715809","date":"2016-11-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-31","scope":"INSTALLATION OF 16 RESIDENTIAL SPLIT HEAT PUMPS AND ASSOCIATED DUCTWORK AS PER APPROVED PLANS IN NEW FOUR (4) STORY BUILDING."},{"number":"700741","date":"2016-11-29","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-06-05","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTOR FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM PER NFPA 13R."},{"number":"744427","date":"2016-12-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-01-03","scope":"INSTALL LATERAL, CURB TRAP, FAI HOUSE DRAIN, & DOMESTIC WATER DIST LINE PA20163492140 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"714377","date":"2016-12-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-13","scope":"ALL NEW ELECTRIC INSTALLATION SWITCHES, RECEPTACLES, DEVICES AND APPLIANCES THROUGHOUT. NEW 1000A 120/20/V 3 PHASE SERVICE. AS PER 2008 NEC. ALL NEW FIRE ALARM AS PER NFPA 72. (EAST DISTRICT)"},{"number":"757365","date":"2017-05-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-07-13","scope":"FOR THE AMENDMENT OF APPROVED PERMIT #704418 TO DOCUMENT CHANGE IN PILOT HOUSE CONFIGURATION, WITH CHANGES TO ELEVATOR MACHINE ROOM AND FOR THE INSTALLATION OF LAUNDRY ROOMS AS SHOWN PER APPROVED PLANS. ORIGINAL PERMIT APPROVED FOR THE ERECTION OF A FOUR STORY STRUCTURE WITH A ROOF DECK ACCESSED BY TWO ROOF DECK ACCESS STRUCTURES WITH AN ELEVATOR PROVIDED THROUGHOUT. STRUCTURE CONTAINS SIXTEEN (16) TYPE B DWELLING UNITS THROUGHOUT WITH FOUR ACCESSORY PARKING SPACES ON THE GROUND FLOOR LEVEL. BUILDING TO BE FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"784498","date":"2017-05-24","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-06-06","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR UNITS 2,3,5,6,7,8,9,10,11,12,13,14,15 AND 16 ONLY."},{"number":"PP-2023-007995","date":"2023-06-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-06-12","scope":"REPLACE 2\" BACKFLOW DEVICE"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2023,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"1007626","type":"Rental","status":"Active","businessName":"Frankford Avenue Holdings LLC","legalName":"Frankford Avenue Holdings LLC","address":"2431-35 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":16,"issuedDate":"2026-05-14","latestIssueDate":"2026-05-14","expirationDate":"2027-05-13","inactiveDate":null}],"licenseActivity":[{"number":"1007626","type":"Rental","businessName":"Frankford Avenue Holdings LLC","legalName":"Frankford Avenue Holdings LLC","issuedDate":"2026-05-14","latestIssueDate":"2026-05-14","closureDate":null,"expirationDate":"2027-05-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":16,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #670634: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}